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15370 & 15371, Design Review Board Staff Report for the Lewis and Clark
Commerce Center Master Site Plan and Calvary Chapel Church Phase II Site
Plan and Certificate of Appropriateness
Date: Design Review Board meeting is on September 9, 2015
Project Description: To replace the previously approved Lewis and Clark Master Site Plan;
the revisions will allow for the construction of a church (classified as “community center”
in the M-1 Zoning District) in Phase II and an office building and three shop buildings in
Phase III. Phase I is currently under construction as a storage unit development.
Project Location: 2270, 2246 Boot Hill Court and is legally described as Lots 2A and 3, Block 2,
Lewis & Clark Commercial Subdivision, Section 36, T1S, R5E, City of Bozeman, Gallatin
County, Montana. The subject property is approximately 8.249 acres and is zoned M-1 (Light
Manufacturing District) within the I-90 Entryway Corridor.
Recommendation: Administrative Design Review Staff does not recommend approval of
the design presented in the application.
Recommended Motion: Having reviewed and considered the application materials, public
comment, and all the information presented, I hereby adopt the findings presented in
the staff report for application 15370 & 15371 and move to recommend approval of
the Lewis and Clark Commerce Center Master Site Plan, Calvary Church Phase 2
Site Plan and Certificate of Appropriateness with conditions and subject to all
applicable code provisions.
Report Date: September 1, 2015
Staff Contact: Heather Davis, Associate Planner
Shawn Kohtz, Development Review Engineer
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Project Summary
The Lewis and Clark Commerce Center Master Site Plan application proposes the construction of a church (classified as “community center” in the M-1 Zoning District), office and shop buildings with shared parking in two phases. Phase II preliminary site plan proposes the construction of a 14,800 square foot “community center” with associate parking and site improvements. Currently,
the Calvary Chapel Church is planning to lease the proposed community center to operate their
church. In the future, the building has been designed as a multi-purpose building as allowed within the M-1 zoning. Phase III is planned for an office building and two shop buildings with associated
15370 & 15371, Staff Report for the Lewis & Clark MSP & Phase II SP Page 2 of 21
parking and site improvements. The office and shop buildings in Phase III are conceptual, a
subsequent site plan will need to be submitted in the future, providing a more detailed review.
In November 2014, the Lewis and Clark Storage and Warehouse Master Site Plan Z14282 was approved for construction of a storage unit development and future office and shop buildings. A new application is required to replace Z14282 due to the reconfiguration and expanded scope of
the proposed project. Phase I is currently under construction and was previously approved as the
Lewis and Clark Storage Units Site Plan Application, Z15329.
Alternatives
1. Recommend Approval of the application with the recommended conditions; 2. Recommend Approval of the application with modifications to the recommended conditions;
3. Recommend Denial the application based on the Design Review Board’s findings of non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the review on the application, with specific direction to staff or the applicant to supply additional information or to address specific items.
Phase I Storage Units
*Currently under
construction
Phase II-
Calvary Church
Site Plan
Phase III
Requires
further site plan
review
15370 & 15371, Staff Report for the Lewis & Clark MSP & Phase II SP Page 3 of 21
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 2 –REQUESTED RELAXATION/DEVIATIONS/VARIANCES ...................... 11
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL .................................... 11
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ............... 11
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 11
SECTION 6 - STAFF ANALYSIS AND FINDINGS ........................................................... 11
Applicable Plan Review Criteria, Section 38.19.100, BMC. ............................................ 12
Entryway Overlay District Review Criteria ...................................................................... 15
APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY ............................... 20
APPENDIX C – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 20
APPENDIX D – NOTICING AND PUBLIC COMMENT ................................................... 21
APPENDIX E - OWNER INFORMATION AND REVIEWING STAFF ............................ 21
FISCAL EFFECTS ................................................................................................................. 21
ATTACHMENTS ................................................................................................................... 21
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section 1 - MAP SERIES
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Page 6 of 21
Master Site Plan
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Calvary Chapel Church Phase II Site Plan
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Calvary Chapel Church Elevations
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SECTION 2 –REQUESTED RELAXATION/DEVIATIONS/VARIANCES
No relaxations, deviations or variances have been requested.
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL
Administrative Design Review Staff does not recommend approval of the requested Site
Plan/COA applications 15370 & 15371 to the Director of Community Development. The
applicant must comply with all applicable conditions of approval as recommended by the DRB
and Development Review Committee (DRC) and approved by the Director. Prior to receiving
Final Site Plan or Building Permit approval, the applicant must comply with all other provisions
of the Bozeman Unified Development Code, which are applicable to this project. The applicant is
advised that unmet code provisions, or code provisions that are not specifically listed as conditions
of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements
of the Bozeman Municipal Code or state law. Conditions related to the DRC review are in
development at this time.
The recommendations of the DRB and DRC will be forwarded to the Director of Community Development who will make the final decision regarding this project.
Recommended Design Review Board Conditions of Approval:
1. None at this time.
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN
CORRECTIONS
A. None at this time
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS
Having considered the criteria established for site plans approval with conditions as recommended
to the Design Review Board (DRB), the DRB shall forward its recommendation to the Director of
Community Development for consideration and action. The tentative final date for Director
consideration and action is October 5, 2015. This date has not yet been finalized.
The Development Review Committee (DRC) will consider the Master Site Plan, Site Plan, and
Certificate of Appropriateness on September 16th. If the DRC finds that the application is
sufficient for review they will make a recommendation to the Director of Community
Development.
SECTION 6 - STAFF ANALYSIS AND FINDINGS
Analysis and resulting recommendations are based on the entirety of the application materials,
municipal codes, standards, and plans, public comment, and all other materials available during
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the review period. Collectively this information is the record of the review. The analysis in this
report is a summary of the completed review.
The site is located within the Class I, I-90 Entryway Corridor Overlay District. ADR staff has
reviewed the proposal for conformance with the Bozeman Design Guidelines for Entryway
Corridors. Staff finds the proposal to not be in general conformance with the 2005 Bozeman
Design Guidelines for Entryway Corridors as reviewed under the Entryway Overlay District
Review Criteria.
Applicable Plan Review Criteria, Section 38.19.100, BMC.
The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, does not, in any way, create a waiver or other
relaxation of the lawful requirements of the Bozeman Municipal Code or State law.
In considering applications for plan approval under this title, the advisory boards and City
Commission shall consider the following:
1. Conformance to and consistency with the City’s adopted growth policy
This property is designated as Industrial on Figure 3-1 (Future Land Use Map) of the Bozeman
Community Plan. The construction of a community center (church), storage, office and
manufacturing uses comply with the description of this land use designation, M-1 and the future land use map.
2. Conformance to this chapter, including the cessation of any current violations
There are no known violations of the chapter on the site. When the site plan process has been
completed compliance with standards of the chapter will be demonstrated. Code corrections
have been identified in Section 2 of this report.
3. Conformance with all other applicable laws, ordinances, and regulations
No violations are known at this time. Conformance with building codes, stormwater
regulations, and similar requirements will be demonstrated with subsequent submittal material.
4. Relationship of site plan elements to conditions both on and off the property
In relation to the existing blend of industrial, storage and commercial structures, general
development pattern, and lot configurations along Simmental Way and Boot Hill Court, the
Lewis and Clark project depicted on the submitted plans appear to be reasonably related to
adjacent and on-site conditions. See Entryway Overlay District Review Criteria below for
more detailed discussion.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
The plan provides adequate off-street parking to meet minimum parking requirements of the
Bozeman Municipal Code. The office and shop building layout provides sufficient parking
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with the square footage and proposed uses. However, a subsequent site plan will be required
to provide more information on specific uses and their compliance with the parking
requirements. A traffic study was not required by the Engineering Department for this project
due to its location and the adequacy of the existing street network to accommodate the traffic
generation from the proposed use.
6. Pedestrian and vehicular ingress and egress
The site development includes sidewalks on perimeters and crossing the site. The network of
pedestrian and vehicular ways appears adequate to circulate safely with condition of approval
4, which requires treatment of points of conflict where the interior sidewalk that parallels the
public sidewalk on Boot Hill crosses both driveways, such as colored stamped pavement.
7. Landscaping, including the enhancement of buildings, the appearance of
vehicular use, open space, and pedestrian areas, and the preservation or replacement of
natural vegetation
The proposed landscaping does not currently meet the Design Review Criteria. See Entryway
Overlay District Review Criteria for additional discussion.
8. Open space
This is a commercial development, so open space is not a requirement; however, open space
is further discussed with the Entryway Overlay District Review Criteria.
9. Building location and height
The proposed building heights comply with maximum height limits.
10. Setbacks
Section 38.12.050, BMC, states required setbacks. All proposed structures appear to be within the required front, side and read yard setbacks.
11. Lighting
New lighting is proposed within the site. All LED lighting is proposed for parking lot lights.
Lighting levels appear within code limits.
12. Provisions for utilities, including efficient public services and facilities
The water and sewer lines for the proposed development are shown within the vehicular circulation and parking area. The utilities were reviewed by the City Engineering Department.
All final utility locations will be reviewed with the Final Site Plan application.
13. Site surface drainage
The proposed site surface drainage appears to meet standards and is currently being reviewed
by the Engineering Division.
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14. Loading and unloading areas
Loading and unloading for the anticipated storage and shop uses for these proposed buildings
can be accommodated within the adjacent service drive and parking lot drive aisles.
15. Grading
Minimal grading is required with the proposed development. The parking area and buildings
generally follows the lay of the land with the construction of a stormwater retention area in
the northeast corner of the property.
16. Signage
No signage is proposed at this time. If any new signage is proposed, it must be in compliance
with the Bozeman Unified Development Code and will require a sign permit prior to
construction.
17. Screening
All required screening appears to be met. No ground mechanical equipment is proposed.
Code provision correction A requires any mechanical equipment to be screened and shall be
shown on the final site plan.
18. Overlay district provisions
The site is located within the I-90 Entryway Corridor. Over 90 parking spaces are proposed
triggering review by the Design Review Board (DRB) pursuant to Section 38.19.040.C, BMC.
The detailed findings can be found further below under Entryway Overlay District Review
Criteria section.
19. Other related matters, including relevant comment from affected parties
As of the writing of this report, no public comment has been received in response to the noticing of the project. Any comments received prior to the public hearing will be forwarded
to the Director.
20. If the development includes multiple lots that are interdependent for circulation
or other means of addressing requirement of this title, whether the lots are either:
Configured so that the sale of individual lots will not alter the approved
configuration or use of the property or cause the development to become
nonconforming
or
The subject of reciprocal and perpetual easements or other agreements to which the
City is a party so that the sale of individual lots will not cause one or more elements of
the development to become nonconforming.
The site does include multiple lots. Necessary easements such as shared access are proposed
and will be completed prior to the final plan approval.
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21. Compliance with article 8 of chapter 10 of the Bozeman Municipal Code.
Not applicable.
22. Phasing of development
The project is proposed for construction in two phases. At this time, no specific conditions are required to facilitate the phasing of this development.
Entryway Overlay District Review Criteria
The site is located within the Class I, I-90 Entryway Corridor Overlay District. ADR staff has
reviewed the proposal for conformance with the Bozeman Design Guidelines for Entryway
Corridors. Staff finds the proposal to not be in general conformance with the 2005 Bozeman
Design Guidelines for Entryway Corridors.
Chapter 1. Neighborhood Design Guidelines
A. Green Space
This could to be developed. As of right now there is nothing showing a public green space.
B. Auto Connections
It is proposed to share access with adjacent commercial lots.
C. Pedestrian and Bicycle Connections
Pedestrian and bicycle facilities are provided. They appear adequate to safe circulation and
enhance the internal and external character of the development.
D. Street Character
“The use of a coordinated landscape design shall be used along the street edge to establish a
single identity for the area and to buffer the view of cars in parking areas.”
No buffer to the parking area is provided. Street furnishings are not proposed due to the
industrial character of the development area. Trees line the street and although may act as a
buffer to the vehicles. Additional landscaping is recommended for screening the parking lot
from the street.
Chapter 2. Site Design Guidelines
F. Building Placement
Like most developments of this nature, having adequate parking while maximizing the sites
greenspace is always a difficulty. The proposed site plan has the buildings situated in the
center of the lot. One possible solution is that the buildings could be positioned more toward
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the Boot Hill Court with parking to the east, adjacent to I-90. This could also allow for the
creation of courtyards, which could serve as attractive public spaces.
G. Outdoor Public Spaces
Outdoor public space should be a focal point of the design and currently nothing is shown on
the plans.
H. Pedestrian and Bicycle Circulation Systems
Pedestrian circulation has been provided and connects to all parts of the site.
I. Internal Automobile Circulation Systems
Internal circulation has been defined with a hierarchy of spaces and coordinated with
adjacent developments.
J. Parking Lots
“3. Minimize the negative visual impact of cars parked on a site. Screen Parking areas from view of public ways with landscaping (i.e. berm, low decorative walls, evergreen hedge) minimum of 4’ in height.” No screening is provided between the public ways and the areas
where cars circulate and park.
Landscaping has been provided within the parking areas to define circulation spaces. Because
of the necessity for parking spaces, there is a large surface area of asphalt. Consider some
form of ‘green parking.’ This could be used for at least a portion of the site. Basics of shading
with trees and shrubs to minimize the visual impact of parking will help with this as well.
Innovative parking design is encouraged and lauded. Please refer to ‘Building Placement’
section noted above.
K. Site Lighting
All proposed site lighting is fully shielded LED. Total output is well below maximum
allowed amounts of lumens. Temperature of the light is suggested to be lowered to between
3500-4000 Kelvin to reduce glare.
M. Landscape Design
“3. Use a coordinated landscape palette to establish a sense of visual continuity in the design
of a site. 4. A landscape design should use elements to help provide interest to pedestrians.”
The design does not comply and provide buffers to address these guidelines. No large
vegetation currently exists on the site. The plant palette proposed has a variety of species, plant
types and sizes. The landscaping should be further developed with focus on public spaces as
well as the buffer between the storage units and other uses, and also along I-90.
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Chapter 3. Building Design Guidelines
B. Building Character
The building design is of standard quality and does little in the way of establishing a
precedent for quality religious architecture. However, the building is designed to facilitate
future uses other than a church. Therefore, the building character is less focused on the
proposed church use and allows for future flexibility.
C. Primary Building Entrance
“The primary entrance of a structure should orient to a street, major sidewalk, pedestrian
way, plaza courtyard or other outdoor public space.”
The primary building entrance is oriented to a parking lot internal to the site and does not
address any public way. Highlight an entrance/exit to the south fronting Boot Hill, and
provide a canopy or change in roofline at the side entrance to address Simmental Way.
Entrances along streets should be further oriented to those streets. The entryways are not
readily visible and distinguished from other building elements. Sidewalks shall be added to
connect from the street to building entrances.
D. Street-Level Interest
The south and particularly the west façade provide little interest to the street or pedestrian.
Enhance these elevations through the use of materials, additional windows and/or
doors/entrances, trim detailing at windows, end gables, covered porches, varied roof lines,
multiple façade materials, varied façade plane, and decorative lighting and/or change in roof
plane. This is particularly important at the classroom wing.
G. Building Materials
“Materials that reduce the perceived mass of a building and appear to blend with the natural
setting should be used.”
The material palette selected for the building is consistent with the guidelines, however, the
application is inconsistent. In most instances the horizontal band of metal wraps the base of
the building except in one small area of the south façade, and the hardi-panels seem to have no
intentional application except to bring in church like elements. Both could benefit from
additional design intent and detailing.
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I. Service Canopies – Not applicable.
J. Color
Color choice for finishes will be very important in the overall appearance of the building.
Consider warm, earthy tones and natural patinas, in lieu of shiny or galvanized metal, and
subtle contrast in color differentiation of materials.
K. Utilities and Mechanical Equipment
Mechanical equipment and service meters should not be located along or adjacent to either
street frontage. Intended location of services and equipment is not evident on the plans
provided. Install appropriate landscape screening.
Chapter 4. Sign Design Guidelines
No signs are proposed at this time. Any future proposed signs will be evaluated against
applicable criteria.
Chapter 5. Corridor-Specific Design Guidelines
P. Interstate 90 (page 100)
“The I-90 entryway corridor serves as a conduit trough Bozeman with connections to North
19th Avenue, North 7th Avenue, and East Main Street. This corridor is Class I, entirely
automobile-oriented, and prohibits pedestrian access. The I-90 entryway corridor is flanked
by commercial and industrial development, though most buildings are backed up to rather
than facing the corridor. The highway is elevated throughout much of the city core and
provides opportunities for dramatic views to the surrounding mountains. As a result, the
character of development that abuts the highway is very important. For this reason, properties
along the highway should be designed with views from the road taken into consideration.”
Neighborhood:
“Consideration should be given to improvements that would either direct attention to the
north or screen foreground views toward the south.”
As noted previously, landscaping will help with buffers and screens.
Site:
“The various industrial/storage yards on the south side of this corridor should be buffered.”
As noted previously, there is no buffer between the church building and the storage units.
This should be developed.
Guidelines for Interstate 90 (page 102)
“Highway edge should be primarily “natural” in character with native trees and related
plantings at interchanges.”
Landscaping is proposed, but could be further developed.
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“Provide site and building improvements to the side of the buildings that face the Interstate.”
Additional detail to be provided as phase is further developed.
“Reduce the visual impact of industrial operations.”
Landscaping is proposed as a buffer, but could be further developed. Additional detail for
Phase III will be provided as it is further developed.
15370 & 15371, Staff Report for the Lewis & Clark MSP & Phase II SP Page 20 of 21
APPENDIX B – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses:
The subject property is zoned “M-1” (Light Manufacturing District). The intent of the “M-1”
district is to provide for the community's needs for wholesale trade, storage and warehousing,
trucking and transportation terminals, light manufacturing and similar activities. The district should
be oriented to major transportation facilities yet arranged to minimize adverse effects on residential
development, therefore, some type of screening may be necessary.
Adopted Growth Policy Designation:
The Future Land Use Map of the Bozeman Community Plan designates the subject property to
develop as “Industrial”. The “Industrial” classification provides areas for the uses which support
an urban environment such as manufacturing, warehousing, and transportation hubs. Development
within these areas is intensive and is connected to significant transportation corridors. In order to
protect the economic base and necessary services represented by industrial uses, uses which would be
detrimentally impacted by industrial activities are discouraged. Although use in these areas is intensive,
these areas are part of the larger community and shall meet basic standards for landscaping and other
site design issues and be integrated with the larger community. In some circumstances, uses other than
those typically considered industrial have been historically present in areas which were given an
industrial designation in this growth policy. Careful consideration must be given to public policies to
allow these mixed uses to coexist in harmony.
APPENDIX C – DETAILED PROJECT DESCRIPTION AND
BACKGROUND
Project Description
The Lewis and Clark Commerce Center Master Site Plan application proposes the construction of
a church, office and shop buildings with shared parking in two phases. Phase II preliminary site
plan proposes the construction of a 14,800 square foot “community center” with associate parking
and site improvements. Currently, the Calvary Chapel Church is planning to lease the proposed
community center to operate their church. In the future, the building has been designed for multi-
purpose as allowed within the M-1 zoning. Phase III is planned for an office building and two shop
buildings with associated parking and site improvements. The office and shop buildings in Phase
III are conceptual, a subsequent site plan will need to be submitted in the future, providing a more
detailed review.
In November 2014, the Lewis and Clark Storage and Warehouse Master Site Plan Z14282 was
approved for construction of a storage unit development and future office and shop buildings. A
new application is required to replace Z14282 due to reconfiguration and expanded scope of the
proposed project. Phase I is currently under construction and was previously approved as Site Plan
Application Z15329, Lewis and Clark Storage Units.
15370 & 15371, Staff Report for the Lewis & Clark MSP & Phase II SP Page 21 of 21
APPENDIX D – NOTICING AND PUBLIC COMMENT
The site has not been noticed at this time. It will be noticed September 3, 2015. No public
comment has been received as of the writing of this report.
APPENDIX E - OWNER INFORMATION AND REVIEWING STAFF
Owner: Montana DNRC, ATTN: Real Estate Management Bureau, Property Management
Section, PO Box 201601, Helena, MT 59620
Applicant: Chase Skogen, 2149 W Durston #31 Bozeman, MT 59718
Representative: Visser Architects, P.C., 163 Quiet Water Way, Manhattan, MT 59741
Report By: Heather Davis, Associate Planner
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this application.
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Application materials